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HDB · 570144

Blk 144 Bishan St 12

Project page · 99-year lease from 1988

Indicative value range
S$817,579 – S$848,348
Indicative mid S$837,961 · S$8,057 psm

Based on 18 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 11310 TO 12104 sqmS$860,000S$8,269 psm×1.000S$8,269 psm
Sept 2026Blk 10913 TO 15105 sqmS$890,000S$8,476 psm×1.000S$8,476 psm
Sept 2026Blk 10507 TO 09104 sqmS$848,000S$8,154 psm×1.000S$8,154 psm
Aug 2026Blk 11504 TO 06104 sqmS$836,000S$8,038 psm×1.000S$8,038 psm
Jul 2026Blk 12201 TO 0390 sqmS$750,000S$8,333 psm×1.000S$8,333 psm
Jun 2026Blk 12307 TO 09105 sqmS$848,000S$8,076 psm×1.000S$8,076 psm
May 2026Blk 11310 TO 12105 sqmS$850,000S$8,095 psm×1.000S$8,095 psm
May 2026Blk 12301 TO 03104 sqmS$788,000S$7,577 psm×1.000S$7,577 psm
Apr 2026Blk 13110 TO 12105 sqmS$825,000S$7,857 psm×1.000S$7,857 psm
Apr 2026Blk 13004 TO 06105 sqmS$850,000S$8,095 psm×1.000S$8,095 psm
Apr 2026Blk 14301 TO 03104 sqmS$818,888S$7,874 psm×1.000S$7,874 psm
Mar 2026Blk 11407 TO 09104 sqmS$890,000S$8,558 psm×0.997S$8,532 psm
Mar 2026Blk 11310 TO 12105 sqmS$820,000S$7,810 psm×0.997S$7,786 psm
Feb 2026Blk 10710 TO 12104 sqmS$830,888S$7,989 psm×0.997S$7,966 psm
Jan 2026Blk 11201 TO 03104 sqmS$780,000S$7,500 psm×0.997S$7,478 psm
Dec 2025Blk 11501 TO 03104 sqmS$825,000S$7,933 psm×0.996S$7,902 psm
Dec 2025Blk 13010 TO 12105 sqmS$860,000S$8,190 psm×0.996S$8,158 psm
Nov 2025Blk 11801 TO 0389 sqmS$675,000S$7,584 psm×0.996S$7,554 psm

How accurate is this estimate for Bishan St 12?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 77 sales in Bishan St 12 since.

Median error
4.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.30% gross yield

S$44,400 of rent a year against the estimate above · 1.39 points below flats like it

Homes like this rent for about S$3,700 a month, the middle of 78 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 20261094 ROOMS$4,100
Sept 20261244 ROOMS$4,100
Sept 20261074 ROOMS$4,100
Sept 20261144 ROOMS$3,800
Sept 20261254 ROOMS$3,700
Sept 20261274 ROOMS$3,690
Sept 20261304 ROOMS$3,600
Sept 20261094 ROOMS$3,000

median of 78 HDB rental approvals for 4 ROOM on Bishan St 12 since 2025-10.

Buying or selling at S$837,961?

Buying: Stamp duty on S$837,961 · Cash and CPF needed on S$837,961 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$837,961.

Each opens with this figure filled in; change anything there.

Primary schools near 144 Bishan St 12

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 144 · 4 ROOM · 07 TO 09 · Model A · 61 years left
excluded: outlier
104 sqmS$742,000S$7,135 psm
Jul 2026
Blk 144 · 5 ROOM · 04 TO 06 · Improved · 61 years left
123 sqmS$899,999S$7,317 psm
Jun 2026
Blk 144 · 5 ROOM · 04 TO 06 · Improved · 61 years left
123 sqmS$858,888S$6,983 psm
Jun 2025
Blk 144 · 4 ROOM · 07 TO 09 · Model A · 62 years left
104 sqmS$810,000S$7,788 psm
May 2025
Blk 144 · 5 ROOM · 01 TO 03 · Improved · 62 years left
128 sqmS$915,000S$7,148 psm
May 2025
Blk 144 · 4 ROOM · 04 TO 06 · Model A · 62 years left
excluded: outlier
104 sqmS$680,000S$6,538 psm
May 2025
Blk 144 · 4 ROOM · 07 TO 09 · Model A · 62 years left
103 sqmS$778,000S$7,553 psm
Oct 2023
Blk 144 · 5 ROOM · 01 TO 03 · Improved · 64 years left
123 sqmS$800,000S$6,504 psm
Sept 2023
Blk 144 · 4 ROOM · 07 TO 09 · Model A · 64 years left
104 sqmS$665,000S$6,394 psm
Jun 2023
Blk 144 · 4 ROOM · 01 TO 03 · Model A · 64 years left
103 sqmS$680,000S$6,602 psm
Oct 2022
Blk 144 · 4 ROOM · 07 TO 09 · Model A · 65 years left
104 sqmS$648,000S$6,231 psm
Sept 2022
Blk 144 · 4 ROOM · 04 TO 06 · Model A · 65 years left
104 sqmS$600,000S$5,769 psm
Nov 2021
Blk 144 · 5 ROOM · 01 TO 03 · Improved · 66 years left
123 sqmS$735,000S$5,976 psm
See more

Showing 13 of 55.

Sale prices as filed in caveats.

Where the lease takes this

About 60 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$808,461S$892,606S$966,710S$983,616
10 years50 yearsS$771,754S$940,764S$1,103,451S$1,142,384
20 years40 yearsS$690,186S$1,025,580S$1,410,958S$1,512,282

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.